901 Northern Dancer Dr · Copperas Cove, TX 76522

$185,000

4 bd · 2.0 ba · 1,614 sqft · SingleFamily public records · 55 Days on market

Built 1995 9,326 sqft lot $115/sqft · 18% below area Est $210k · 12% under ↓ 3% since listing

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +12.9/15.0
• Cash flow +11.0/30.0
• 1% rule +3.8/10.0
• Schools +3.6/10.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 901 Northern Dancer Drive in Copperas Cove, a well-positioned single-family home offering comfort, function, and convenience in an established neighborhood. If you have been searching for a home that gives you practical living space without sacrificing access to daily essentials, this property deserves a closer look. Featuring approximately 1,614 square feet, 4 bedrooms, 2 bathrooms, and a functional layout, this home is designed to help simplify everyday living. The spacious interior provides room to relax, gather, and make the home your own, while the established lot offers usable outdoor space for pets, play, entertaining, or weekend projects. Located in Copperas Cove, this ho

Key facts

• Convenient access
• Usable outdoor space
• Local schools

Tags

• SINGLE-FAMILY HOME
• ESTABLISHED NEIGHBORHOOD
• FUNCTIONAL LAYOUT
• USABLE OUTDOOR SPACE
• CONVENIENT ACCESS
• LOCAL SCHOOLS

Property features AI

Finance

• Financial info: No investor/multifamily financial details provided
• HOA & community: Curbs; Sidewalks

Exterior

• Parking: Attached 2-car garage; Garage faces side
• Security: Smoke detector(s)
• Utilities: Public water; Electricity available; Cable available; Phone available; Trash collection (public); Underground utilities
• Home design: Single-story; Resale property; Brick construction; Shingle/composition roof; Slab foundation; City lot on a city street; Less than quarter acre lot
• Construction: Built as per assessor records; Brick exterior; Composition/shingle roof; Slab foundation
• Exterior features: Covered patio; Covered porch/patio; Rain gutters; Backyard fencing

Interior

• Kitchen: Dishwasher; Electric range; Oven; Microwave; Range hood; Refrigerator; Disposal; Breakfast bar; Pantry
• Bedrooms: Bedroom 2; Bedroom 3; Bedroom 4
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric, one unit)
• Interior features: Bookcases; Ceiling fans; Double vanity; High ceilings; Laminate counters; Multiple closets; Open floor plan; Pantry; Pull-down attic stairs; Split bedroom floorplan; Tub/shower combination; Walk-in closet(s); Breakfast bar; Kitchen/dining combo; Storm door(s)
• Laundry & utility: Washer hookup; Electric dryer hookup; Dedicated laundry room; Electric water heater; Water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-78 ($-931/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (11.7% below list).
• Recommended offer: $163k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.5% in Copperas Cove — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#706 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Copperas Cove ISD (suburban): math 41% / reading 42% proficiency, ranked #340 of 826 in TX (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: C R Clements/Hollie Parsons El (math 51% / reading 46%, grade D, #950 of 4,322 statewide, top 22%, 817 students, 68% FRL); Copperas Cove J H (math 43% / reading 42%, grade D-, #553 of 1,662 statewide, top 34%, 924 students, 63% FRL); Copperas Cove H S (math 29% / reading 42%, grade F, #941 of 1,632 statewide, top 58%, 2,277 students, 52% FRL) — zoned schools average 61% FRL vs 41% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 610 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 386 units permitted in Coryell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,388 (11.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 9.4

CMA / ARV

• ARV (median comp): $210,465
• List price: $185,000
• Delta: -12.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 Joe Morse Dr	0.21mi	4/2.0	1,513 (-6%)	2mo	$153,000	$101	78
905 Vernon Dr	0.36mi	4/2.0	1,560 (-3%)	1mo	$230,000	$147	77
912 Risen Star Ln	0.24mi	4/2.0	1,701 (+5%)	6mo	$240,000	$141	75
2211 Phyllis Dr	0.66mi	3/2.0 (-1)	1,573 (-2%)	3mo	$190,000	$121	57
1003 Joe Morse Dr	0.40mi	3/2.0 (-1)	1,468 (-9%)	6mo	$205,000	$140	56
1010 Timmons Dr	0.52mi	3/2.0 (-1)	1,748 (+8%)	3mo	$239,500	$137	54
2311 Tiffany Dr	0.69mi	3/2.0 (-1)	1,532 (-5%)	1mo	$218,000	$142	54
608 Allen St	0.58mi	3/2.0 (-1)	1,736 (+8%)	2mo	$210,000	$121	53
604 Yucca Dr	0.73mi	3/2.0 (-1)	1,724 (+7%)	1mo	$142,000	$82	49
1709 Pleasant Ln	0.74mi	3/2.0 (-1)	1,429 (-12%)	0mo	$187,500	$131	41
2616 Phyllis Dr	0.66mi	3/2.0 (-1)	1,389 (-14%)	3mo	$220,000	$158	38
1101 Timmons Dr	0.68mi	3/2.0 (-1)	1,377 (-15%)	5mo	$225,000	$163	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.23×
• Total profit: $-39,627
• Equity at exit: $27,584

10-year hold

• IRR: -28.9%
• Equity multiple: -0.14×
• Total profit: $-59,049
• Equity at exit: $15,995

Cash invested: $51,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 76522

• Home prices YoY: -22.4%
• Rents YoY: -0.2%
• Active inventory: 610
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$970
• Tax from tax record: −$321 /mo · $3,853/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-78

Break-even live

Break-even rent $1,732

Max offer price $171,295

Occupancy floor 100%

Sensitivity live

Price	-10% $27	-5% $-25	+0% $-78	+5% $-130	+10% $-182
Rent	-10% $-207	-5% $-142	+0% $-78	+5% $-13	+10% $51
Rate	-1.0pp $16	-0.5pp $-31	base $-78	+0.5pp $-126	+1.0pp $-174

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Whirlaway Dr Copperas Cove, TX	3.0	2.0	1300	$1,500	$1.15	45d	1	0.14mi
924 Northern Dancer Dr Copperas Cove, TX	4.0	2.0	1610	$1,650	$1.02	45d	1	0.19mi
1002 Northern Dancer Dr Copperas Cove, TX	4.0	2.0	1605	$1,750	$1.09	45d	1	0.20mi
1102 Creek St Copperas Cove, TX	4.0	2.5	1834	$1,675	$0.91	45d	1	0.29mi
1335 Liberation Ln Unit A Copperas Cove, TX	3.0	2.0	1333	$2,500	$1.88	15d	1	0.56mi
1335 Liberation Ln Unit B Copperas Cove, TX	3.0	2.0	1333	$2,400	$1.80	15d	1	0.56mi
912 Laurie Ln Copperas Cove, TX	3.0	2.0	2080	$1,700	$0.82	15d	1	0.58mi
1316 Liberation Ln Unit B Copperas Cove, TX	3.0	2.0	1300	$1,300	$1.00	45d	1	0.60mi
1243 Liberation Ln Unit A Copperas Cove, TX	3.0	2.0	1309	$1,249	$0.95	45d	1	0.65mi
613 Cedar Dr Copperas Cove, TX	3.0	2.5	2108	$2,750	$1.30	45d	1	0.67mi
902 Lynn Ln Copperas Cove, TX	3.0	2.0	1661	$1,600	$0.96	15d	1	0.67mi
518 Kate St Copperas Cove, TX	4.0	1.5	1302	$1,595	$1.23	45d	1	0.68mi
2619 Phyllis Dr Copperas Cove, TX	3.0	2.0	1293	$1,000	$0.77	46d	1	0.70mi
914 Chalk St Copperas Cove, TX	3.0	2.0	1107	$1,200	$1.08	25d	1	0.72mi
507 Kate St Copperas Cove, TX	3.0	2.0	1280	$1,295	$1.01	25d	1	0.76mi
1564 Risen Star Ln Unit A Copperas Cove, TX	3.0	2.0	1110	$1,400	$1.26	25d	1	0.77mi
1904 Pleasant Ln Copperas Cove, TX	3.0	2.0	1352	$1,400	$1.04	45d	1	0.77mi
809 Shady Ln Copperas Cove, TX	4.0	1.5	1900	$1,600	$0.84	15d	1	0.78mi
1306 Amthor Ave Copperas Cove, TX	3.0	2.0	1366	$1,399	$1.02	45d	1	0.78mi
1614 Risen Star Ln Unit B Copperas Cove, TX	3.0	2.0	2220	$1,450	$0.65	25d	1	0.82mi
1107 Tyler Dr Copperas Cove, TX	3.0	2.0	1409	$1,500	$1.06	45d	1	0.83mi
1816 S FM 116 Unit A Copperas Cove, TX	3.0	2.0	1058	$1,150	$1.09	15d	1	0.83mi
408 Allen St Copperas Cove, TX	3.0	1.0	1300	$1,095	$0.84	25d	1	0.85mi
2672 Twin Hills Rd Kempner, TX	3.0	2.0	2200	$2,500	$1.14	45d	1	0.87mi
303 Margaret Lee St Copperas Cove, TX	3.0	1.0	1124	$915	$0.81	15d	1	0.88mi
1714 Risen Star Ln Unit A Copperas Cove, TX	3.0	2.5	1213	$1,325	$1.09	45d	1	0.90mi
1714 Risen Star Ln Unit A Copperas Cove, TX	3.0	2.5	1213	$1,325	$1.09	25d	1	0.90mi
1902 Patricia St Copperas Cove, TX	5.0	2.0	1520	$1,545	$1.02	15d	1	0.91mi
1202 S FM 116 Copperas Cove, TX	1.0–3.0	1.0–2.0	922	$1,560	$1.69	15d	12	0.95mi
202 Margaret Lee St Copperas Cove, TX	5.0	2.0	1558	$1,525	$0.98	15d	1	0.96mi
704 Kim Ave Copperas Cove, TX	3.0	2.0	1692	$1,695	$1.00	23d	1	0.97mi
304 Oak St Copperas Cove, TX	3.0	1.0	1627	$1,350	$0.83	45d	1	1.01mi
208 Oak St Copperas Cove, TX	3.0	2.0	1822	$1,495	$0.82	25d	1	1.04mi
2201 Dennis St Copperas Cove, TX	4.0	2.5	2000	$1,795	$0.90	15d	1	1.06mi
109 Benjamin Cir Copperas Cove, TX	4.0	2.0	1419	$1,595	$1.12	15d	1	1.12mi
107 Nauert St Copperas Cove, TX	3.0	2.0	1710	$1,300	$0.76	45d	1	1.14mi
105 Nauert St Copperas Cove, TX	4.0	1.0	1346	$1,395	$1.04	25d	1	1.16mi
977 Cline Dr Apt A Copperas Cove, TX	3.0	2.0	1250	$1,375	$1.10	45d	1	1.17mi
2313 Bernice Cir Copperas Cove, TX	4.0	2.0	1492	$1,650	$1.11	45d	1	1.17mi
1202 S 3rd St Copperas Cove, TX	3.0	2.0	1056	$1,175	$1.11	45d	1	1.18mi

Listing history 20 events

1. 2026-06-21
   days on market $185,000 Active 55 DOM
2. 2026-06-18
   days on market $185,000 Active 52 DOM
3. 2026-06-17
   days on market $185,000 Active 51 DOM
4. 2026-06-16
   days on market $185,000 Active 50 DOM
5. 2026-06-15
   days on market $185,000 Active 49 DOM
6. 2026-06-14
   days on market $185,000 Active 47 DOM
7. 2026-06-13
   days on market $185,000 Active 46 DOM
8. 2026-06-10
   days on market $185,000 Active 44 DOM
9. 2026-06-09
   days on market $185,000 Active 43 DOM
10. 2026-06-08
    days on market $185,000 Active 42 DOM
11. 2026-06-07
    days on market $185,000 Active 41 DOM
12. 2026-06-05
    days on market $185,000 Active 38 DOM
13. 2026-06-03
    days on market $185,000 Active 37 DOM
14. 2026-06-02
    days on market $185,000 Active 36 DOM
15. 2026-06-01
    days on market $185,000 Active 35 DOM
16. 2026-05-31
    days on market $185,000 Active 34 DOM
17. 2026-05-30
    days on market $185,000 Active 33 DOM
18. 2026-05-12
    price $185,000 1394-char remark
19. 2026-04-27
    listed $191,225 Active 1394-char remark
20. 2003-10-24
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $3,853 · $321/mo
• Projected year-2 tax: $3,853 · $321/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,607
• − Mortgage interest: −$10,363
• − Property taxes: −$3,853
• − Insurance: −$925
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$5,382
• Taxable loss: −$4,053
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $42/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Copperas Cove ISD
• NCES district ID: 4815240
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 42% ▼ -2.00%
• Median HH income: $51,072
• Composite: 35.85/100
• National rank: #4822
• State rank: #340 of 826 in TX

Livability — Copperas Cove

• Score: 65/100
• State rank: #706
• US rank: #13158

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D+ Housing A+ Health & safety F User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Copperas Cove, TX
• County: Coryell County · 61,053 people
• City population: 42,118
• Metro: Killeen-Temple, TX
• Population (ZIP): 42,118
• Household income: $72,206
• Rent vs Own: 37.9% rent · 62.1% own
• Severe rent burden: 1019.0

Population outlook (Coryell County) Hauer SSP2

• Today (2025): 75,485 people
• By 2030: 75,627 · +0.2%
• By 2040: 74,898 · -0.8%
• By 2050: 74,221 · -1.7%
• By 2075: 72,688 · -3.7%
• By 2100: 66,862 · -11.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 53% Hispanic / Latino 21% Two or more races 20% Black 14% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 6%
• Common ancestry: Romanian 2% Italian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 85% English-only · Spanish 10% German/W. Germanic 2% Other Asian/Pacific 1%

Political lean MEDSL · Coryell

• 2024 margin: Solid R (+40.7) · D 29.1% · R 69.8% · Other 1.1%
• 2008→2024 swing: -13.8pp toward R · 2008: -26.9pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+33.5 2016: R+39.5 2012: R+36.6 2008: R+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.11%
• Current HPI: 183.9452
• Rent YoY: ▼ -0.25%
• Metro: Killeen-Temple, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-3.3% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $185,000 CTXMLS
• 2026-04-27 Listed $191,225 CTXMLS
• 2003-10-24 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $3,853 · +0.6% YoY. Source: county tax records.